Marks & Spencer has officially received the green light to demolish its iconic flagship store on Oxford Street, known as Orchard House, after years of contention and delays. The redevelopment plans aim to transform the historic site, which has stood for almost 100 years, promising to bring new life and jobs to one of London’s busiest shopping streets.
Housing Secretary Angela Rayner made the decisive move this week, granting permission to demolish the Art Deco building located at Marble Arch. This approval marks the end of what has been described as an “unholy farce” of planning disagreements between Marks & Spencer (M&S), the government, and local heritage advocates.
Originally constructed in 1930, this M&S store became synonymous with the shopping district. The building’s iconic design was praised at its opening, which was publicized as adding significant character to the renowned fashion hub. Over the years, though, it has been viewed as increasingly inefficient. The M&S leadership identified its convoluted layout as detrimental to sales, particularly as competition from other retail formats surged.
Plans to reconstruct the store, first submitted to Westminster City Council back in 2021, included promising features like additional retail space, cafes, offices, and even fitness facilities, all encompassed within the envisioned nine-storey complex. While the local council initially gave its nod to the redevelopment plans, broader government oversight complicated matters when opposition from environmental and heritage activists arose.
The intervention from then-Communities Secretary Michael Gove was pivotal. Citing concerns over the historical significance of Orchard House and its environmental impact, Gove blocked the plans. M&S responded by taking legal action, arguing against the government’s decision, claiming it misinterpreted national planning policy and failed to give adequate reasoning.
Earlier this year, the High Court ruled largely in favor of M&S, asserting Gove’s actions were unfounded and reflecting political interference rather than planning policy. This pivotal ruling paved the way for Rayner to re-evaluate the case, especially after the Labour Party regained power. Rayner’s approval signifies a willingness to encourage urban redevelopment, particularly on busy high streets ravaged by economic downturns and changing shopping habits.
Stuart Machin, CEO of M&S, expressed his gratitude for the decision on social media, emphasizing the approval as not just a personal victory for the store but also as part of the broader effort to rejuvenate Oxford Street. He noted, “We can now get on with the job of helping to rejuvenate the UK’s premier shopping street through a flagship M&S store and office space, which will support 2,000 jobs and act as a global standard-bearer for sustainability.” This quote sets the tone for how M&S envisions its future role on such iconic high streets.
Despite initial enthusiasm from M&S, the project has been met with mixed reactions. While many view it as necessary progress, others worry about sustainability and the environmental repercussions of demolishing existing structures for new builds. Campaign groups like Save Britain’s Heritage have voiced strong opposition, arguing for stricter regulations to preserve historically significant architecture—even if it means reconsidering the impacts of carbon emissions tied to demolition projects.
Henrietta Billings, director of Save, pointed to the significant carbon footprint inherent to demolition, emphasizing the need for balancing development with preservation. She stated, “These are big numbers [regarding emissions] and they need to be tackled. Rethinking our wasteful knock-it-down-and-start-again approach to development is key.” The organization advocates for more emphasis on restoring and modernizing existing buildings rather than demolishing them outright.
This perspective begs the question: how do cities prioritize growth versus sustainability? M&S’s plans reflect broader shifts within retail, striving to create vibrant mixed-use environments to draw customers back to traditional shopping streets.
Nonetheless, the approval has set the stage for significant changes to the London skyline and retail scene. Local business groups, including the New West End Company, have welcomed the decision, viewing it as pivotal for economic rejuvenation. Dee Corsi, chief executive of the organization representing various businesses along the street, articulated the importance of such developments as drivers of growth for the city.
Overall, M&S’s flagship redevelopment at Marble Arch is more than just about the physical space it will occupy. It signifies the broader struggle between modernization efforts and the imperative to uphold heritage and sustainability as cities evolve. With construction set to begin soon, all eyes will be on how M&S and the city manage this delicate balance.
Stuart Machin’s comments echo the sentiments of many within the business community, reaffirming commitments toward greener, innovative shopping spaces. He reiterated M&S’s dedication not only to profitability but also to sustainability, aiming to create designs and operations models for the future of retail. If successful, this flagship store could redefine the standard for urban shopping environments.